This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 2-bathroom apartment of 103 m² on the 2nd floor, built in 1999. Located on rua Macau, 87, Mafamude e Vilar do Paraíso parish, Vila Nova de Gaia municipality, Porto district. Noteworthy Features: The large 91 m² terrace offers exceptional outdoor living space, perfect for entertaining or enjoying the sun, and enhances the apartment's appeal in a vibrant location.
The valuation. The asking price of €365,000 is significantly above the fair value of €257,547, indicating it is overpriced by €107,453, or 41.7%. This discrepancy suggests that potential investors should approach with caution.
Fair value modelled at €257,547 from 6 comparable sales in the area. Asking €365,000 sits €107,453 (41.7%) above — overpriced versus fair value.
Asking €365,000 versus the rua Macau, 87 area baseline of €231,780 (€2,250/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €231,780, adjusted for condition and micro-location, gives a modelled fair value of €257,547 (€2,500/m²), a €107,453 (41.7%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Macau, 87 | Subject | €365,000 | €3,544 | — | 65 | 73 |
| Madalena · 467fe2 | Active | €289,000 | €2,408 | 32.0% | 75 | 72 |
| rua Soares de Oliveira | Active | €245,000 | €2,579 | 27.2% | 80 | 69 |
| rua Caetano de Melo, 992 | Active | €235,000 | €1,643 | 53.6% | 65 | 70 |
| rua Escola do Maninho | Active | €380,000 | €2,568 | 27.5% | 74 | 73 |
| Median comp | €267,000 | €2,488 | 29.8% | 75 | 71 |
Long-term rental The property is overpriced at €365,000, diverging significantly from the fair value of €257,547, indicating an inflated investment opportunity with a 41.7% gap compared to fair market valuation. Furthermore, with a gross yield of only 3.4% and a condition score of 68/100, long-term rental viability appears limited in a stabilizing suburban location. Buy-and-hold Despite the suburban stability and proximity to Porto’s amenities, this property's price of €365,000 is not justifiable against its fair value of €257,547, suggesting it is overpriced by 41.7%. Holding onto this asset may yield poor returns, given its low gross yield of 3.4% and the property condition score of 68/100, which raises concerns about potential maintenance costs in the future. Family rental The asking price of €365,000 significantly exceeds the fair value of €257,547, resulting in a 41.7% price disparity that renders the property overpriced. While the neighborhood scores a decent 73/100, the low yield of 3.4% and mediocre condition limit its appeal for family rental purposes, suggesting that potential tenants may seek better value elsewhere.
Potential for Tenant Turnover: With a tenant stability score of 65/100, there is a heightened risk of tenant turnover, which can lead to increased vacancy rates and associated costs.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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